STATE OF NEW YORK
                            OFFICE OF RENT ADMINISTRATION
                                     GERTZ PLAZA
                               92-31 UNION HALL STREET
                               JAMAICA, NEW YORK 11433

          APPEAL OF                             DOCKET NO.: DA130110RO
                                                RENT ADMINISTRATOR'S
                    GREGORY FEGOS               DOCKET NO.: CA110088S 
               On January 12, 1989, the above-named owner-petitioner filed a 
          Petition for Administrative Review of an order issued on December 
          20, 1988, by the Rent Administrator, 92-31 Union Hall Street, 
          Jamaica, NY, concerning the housing accommodation known as 31-11 
          Farrington St., Flushing, N.Y., wherein the Administrator ordered 
          a rent reduction based on a finding of a decrease in services.

               The Commissioner has reviewed all the evidence in the record 
          and has carefully considered that portion of the record relevant to 
          the issues raised by the petition.

               The tenant commenced this proceeding by filing a complaint 
          asserting that the owner had failed to maintain certain services in 
          the subject apartment.

               On February 17, 1988, the Division sent the owner a copy of 
          the complaint and the owner filed an answer which denied the 
          allegations set forth in the complaint.  He further stated that a 
          building inspector informed the tenant that the floor tiles are not 
          the responsibility of the owner and that the tiles were ruined by 
          the tenant's unauthorized washing machine in the apartment.

               Thereafter an inspection of the subject apartment was 
          conducted by a D.H.C.R. inspector who confirmed the existence of 
          the following defective conditions:  kitchen and living room tiles 
          are defective or broken, vermin infestation, gap between entrance 
          of closet wall and floor, broken bathroom wall tiles and missing 
          grout, bedroom ceiling is peeling paint and plaster, living room 
          entrance, kitchen ceiling and walls are water stained.

               The Rent Administrator directed restoration of these services 
          and further ordered a reduction of the stabilized rent.



               In its petition for administrative review, the owner states, 
          in substance, that the floor tiles were installed by the tenant 
          after he moved in and the owner is not obligated to repair the 
          floor tiles.  He also states that all other services complained of 
          were repaired and that regular exterminator service is provided.

               On March 17, 1989, the Division sent the tenant a copy of the 
          petition and the tenant filed an answer which denied the owner's 
          contention of any repairs having been made.  The tenant also denied 
          that he had installed the floor tiles.

               After careful consideration, the Commissioner is of the 
          opinion that the petition should be denied.

               Pursuant to Section 2523.4 of the Rent Stabilization Code, 
          DHCR is required to order a rent reduction, upon application by a 
          tenant, where it is found that an owner has failed to maintain 
          required services.  The owner's petition does not establish any 
          basis for modifying or revoking the Administrator's order which 
          determined that the owner was not maintaining required services 
          based on a physical inspection confirming the existence of 
          defective conditions in the subject apartment for which a rent 
          reduction is warranted.

               The owner's bare allegation that this tenant's defective floor 
          tiles are not the owner's responsibility is clearly 
          unsubstantiated, and is denied by the tenant. 

               The owner may file a rent restoration application if the facts 
          so warrant.

               The automatic stay of the retroactive rent abatement that 
          resulted by the filing of this petition is vacated upon issuance of 
          this order and opinion.

               THEREFORE, in accordance with the Rent Stabilization Law and 
          Code and the Emergency Tenant Protection Act of 1974, it is,

               ORDERED, that this petition be, and the same hereby is, 
          denied, and that the Rent Administrator's order be, and the same 
          hereby is, affirmed.


                                                  Joseph A. D'Agosta         
                                                  Deputy Commissioner   

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